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small{text-align:right;color:#fff9;grid-column:2}.public-action-card dl{grid-template-columns:120px 1fr;margin:25px 0;line-height:1.9;display:grid}.public-action-card dt{color:var(--muted)}.public-action-card dd{margin:0}.payment-options{gap:14px;display:grid}.payment-choice{background:#fbfaf7;border:1px solid #202a2525;padding:18px}.payment-choice.preferred{background:#fbf7ec;border-color:#c5a66b}.payment-choice p{justify-content:space-between;gap:16px;margin:0 0 5px;display:flex}.payment-choice p span{color:var(--forest);font-family:Playfair Display,serif;font-size:22px}.payment-choice small{color:var(--muted);margin-bottom:14px;line-height:1.5;display:block}.payment-choice .button{width:100%;padding:16px;font-size:13px;font-weight:700;display:block}.payment-alternative{background:#f5f0e4;border-left:4px solid #c5a66b;padding:14px 16px;font-size:12px;line-height:1.55}.payment-alternative strong{display:block}.payment-security{color:var(--muted);margin-top:24px;font-size:11px;line-height:1.6}@media (width<=700px){.integration-grid{grid-template-columns:1fr}.public-action-page{padding:18px}.public-action-card h1{font-size:34px}.payment-choice p{flex-direction:column;align-items:flex-start;gap:4px}}
